AS for asking the public to help you with legal fee's that seems a little bit of a stretch.

Honestly, Figure is a very convenient option for people who need funds in 96 hours or less, but there are quite a few HELOC options that are 1-2% lower rate with 5-10 year draw periods out there. 

When you go to resell after your value add play, you indemnify your end-buyer.Ok, now that you've received valuable free advise, suggest you complete your BP profile, upload you pix, and find ways to contribute do that you help others here, too.

If you’ve got a solid project, private investors are often looking for reliable returns that are backed by real estate.
Start by:
* Sharing your past projects or track record
* Building relationships ...

This is a call for help to any flippers/rehabbers with experience in rodent infestations.

My concern is selling now and later regretting it if our kids end up here and it’s priced out.Options I’m weighing:Sell within the next year and use the §121 exclusion.Pros: harvest tax-free gain; redeploy into 3–5 cash-flow rentals; simplify; diversify.Cons: lose the “legacy house” in a prime area; potential regret if kids want to live here later.Keep and re-rent for cash flow and appreciation.Pros: maintain foothold in an A location; optionality for kids later.Cons: likely forfeit §121; future sale may need a 1031 (adding timing/loan complexity); modest cash flow now.Hybrid ideas I’m open to:Sell now, earmark funds in a conservative bucket to help kids buy later (if/when they move back).Sell part of the equity via HELOC/portfolio loan, keep the house, and still buy rentals (trade-off: leverage/risk).Move back in later to re-start the §121 clock (understanding holding costs/complexity and tax rules).Questions for the group:In a scenario like this, how do you weigh tax-free equity harvesting now vs. long-term optionality in a blue-chip location?

Are the any accredited investors that would be willing to help out?

It's disallowed for conventional and for nearly all DSCR options.

If you are an investor in need of help from an agent feel free to reach out, I am more than happy to help.

Help Greetings Tammy!